Loading...
PC Min - 07/14/2015CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. The Planning Commission meeting of July 14, 2015, was called to order at 7:00 p.m., in the Council Chambers, 70 North First Street, Campbell, California by Chair Finch and the following proceedings were had, to wit: JULY 14, 2015 CITY HALL COUNCIL CHAMBERS TUESDAY ROLL CALL Commissioners Present: Chair: Commissioner: Commissioner: Commissioner: Pamela Finch Ron Bonhagen Yvonne Kendall Donald C. Young Commissioners Absent Staff Present: APPROVAL OF MINUTES Vice Chair: Commissioner: Commissioner: Community Development Director: Senior Planner: Associate Planner: City Attorney: Recording Secretary: Cynthia L. Dodd Philip C. Reynolds, Jr. Michael L. Rich Paul Kermoyan Cindy McCormick Daniel Fama William Seligmann Corinne Shinn Motion: Upon motion by Commissioner Young, seconded by Commissioner Bonhagen, the Planning Commission minutes of the meeting of June 23, 2015, were approved as submitted. (4-0- 4; Commissioners Dodd, Reynolds and Rich were absent) Campbell Planning Commission Minutes for July 14, 2015 Page 3 Chair Finch pointed out that the applicant has provided a sample board this evening. Chair Finch closed the Public Hearing for Agenda Item 1. Commissioner Kendall said that she likes this project that incorporates Craftsman style along with other details seen in Campbell. Commissioner Young said he concurred. This home fits the lot very nicely and is really great in design. He commended the architect. Commissioner Finch agreed and added that it is a beautiful and elegant home that looks inviting. Motion: Upon motion of Commissioner Kendall, seconded by Commissioner Bonhagen, the Planning Commission adopted Resolution No. 4221 approving a Site and Architectural Review Permit to allow the construction of a new two-story single-family residence on property located at 1162 S. San Tomas Aquino Road, subject to the conditions of approval, by the following roll call vote: AYES: Bonhagen, Finch, Kendall and Young NOES: None ABSENT: Dodd, Reynolds and Rich ABSTAIN: None Chair Finch advised that this action is final unless appealed in writing to the City Clerk within 10 calendar days. ~~* Chair Finch read Agenda Item No. 2 into the record as follows: 2. PLN2014-330 Public Hearing to consider the application of Black and PLN2015-182 Veatch on behalf of First Element Fuel for a Modification (PLN2014-330) to apreviously-approved Conditional Use Permit (PLN2008-54) to allow installation of a hydrogen fuel dispensing facility within an existing 24-hour gasoline station (Sunnyoaks Valero) and convenience market with approved beer and wine sales, and a Tree Removal Permit (PLN2015- 182) to allow removal of one Palm tree on property located at 2855 S. Winchester Boulevard the C-2 (General Commercial) Zoning District. Staff is recommending that this project be deemed Categorically Exempt under CEQA. Planning Commission decision final unless appealed in writing to the City Clerk within 10 calendar days. Project Planner: Daniel Fama, Associate Planner Mr. Daniel Fama, Associate Planner, presented the staff report. Campbell Planning Commission Minutes for July 14, 2015 Page 4 Chair Finch asked if there were questions for staff. Commissioner Bonhagen asked if there was any way to save the tree from removal. Planner Daniel Fama explained that retention of that palm tree would impact the use of the rest of the site if retained. Director Paul Kermoyan added that if the Commission thinks it important to retain that tree, palms are easy to transplant and relocate elsewhere on site. Commissioner Young asked if there would be any new overhead electrical. Planner Daniel Fama explained that any new services have to be placed underground. The City does not allow any new overhead lines. Commissioner Kendall provided the Site and Architectural Review Committee report as follows. • SARC reviewed this project on September 9, 2015, and was generally supportive. • Added that SARC urged the applicant to utilize a contemporary design treatment on the equipment structure. Chair Finch opened the Public Hearing for Agenda Item No. 2. Shane Stephens, Applicant: • Introduced himself as the co-founder of First Element Fuel and advised that his team is present as well and available for any questions. • Provided abackground/overview on hydrogen, which he stated allows for cleaner and less polluting vehicles. • Stated that hydrogen has only water vapor. In a vehicle, it performs much like standard gasoline fuel. It provides approximately 300 miles per fill up. A fill up with hydrogen fuel takes just two to three minutes to accomplish. • Reported that there has been a decade of hydrogen fueled vehicles. Three dealerships in this area will be selling hydrogen Toyota vehicles. • Added that there are 10 hydrogen stations under development in Santa Clara and San Mateo Counties. • Said that there are plans for 19 stations in the first phase, most within existing gas stations for retail sale and customer accessible. These stations will help achieve connectivity so that hydrogen fueled vehicles can travel state-wide. There are existing hydrogen pump approvals in both San Jose and Saratoga. • Explained that there is a 50 plus year history of hydrogen in industrial uses. • Assured that hydrogen can be used safely. It is a safer fuel than gas. It is a non- toxic fuel. It is buoyant and travels upwards quickly and is gone. It can stick and/or pool. • Advised that stringent standards are in place for hydrogen dispensaries. • Added that Fire has been engaged throughout the process. • Explained that the State of California has provided grants to help the development of hydrogen fuel locations. Campbell Planning Commission Minutes for July 14, 2015 Page 5 • Advise that it might take five to seven years to build revenues to what they will need to be moving forward. At this time, there is financing being provided by both Honda and Toyota. Campbell was selected as an early market area due to its forward thinking population. • Added that they are excited to be here in Campbell helping to grown the next generation of vehicle technology. Commissioner 'Young asked about the by-product of water. Shane Stephens said that there is no water being used on site. The hydrogen fuel is being brought to the location ready to use. Commissioner Sonhagen asked if this hydrogen fuel is a liquid or a gas. Shane Stephens replied that it is in the form of a gas. Chair Finch pointed out that there are checks and balances and asked how this new form of fuel would be policed moving forward. Shane Stephens explained that the Fire Protection Service in each jurisdiction that will have hydrogen fuel sold is involved and has oversight over where and how these can be accommodated. He added that the State Fire Marshal has established a National Fire Protection Agency II. He assured that hydrogen fueling will be well policed. Chair Finch asked if there are any projections as to traffic utilizing this hydrogen fuel pump at this location. Shane Stephens said that for the first couple of years there may be fewer than five vehicles per day and grow to perhaps 10 per day after that time. He said that there would be a minimal impact on site and/or area circulation. Chair Finch asked for one of the representatives present to give an overview of the material distributed this evening as a desk item. She asked if there is capacity on site to have two to three cars wait to fuel up with hydrogen. Mark Powell, Transportation Consultant for First Element Fuel, said that there is sufficient queue space for just one car. Chair Finch asked what about if there is more than one car there to fuel at one time. Commissioner 'Young pointed out that parking intended for the minim market may end up being utilized at that point. Mark Powell: • Assured that the site circulation will not be a problem for quite some time. There will probably never be more than one car at a time on site for hydrogen fueling. • Added that the parking spaces to the south of the proposed location for the hydrogen fueling station are currently very poorly utilized. Campbell Planning Commission Minutes for July 14, 2015 Page 6 Shane Stephens said that in the future, when the demand for hydrogen fuel grows, it is possible that some gasoline dispensers may well be replaced with hydrogen dispensers and that hydrogen will likely expand to become available at additional sites in the area. Mark Powell added that there will be very little congestion. There are three driveways on this property being used in both directions. Customers currently approach fuel pumps from both directions. That is the typical and common operation in most service stations. It is organized chaos. Commissioner Bonhagen asked Mr. Shane Stephens what their relationship is to this site. Are they leasing space there? Shane Stephens explained that the site is Valero branded with an independent owner- operator. First Element Fuel is leasing from them. Chair Finch added that in future hydrogen will likely also be placed with other fueling brands/operators. Andrew Dahlmann, Resident on Old Orchard Road: • Said that he has some concerns about safety. • Pointed out that a retail distribution of hydrogen is largely unproven at this time. It is different than industrial use. • Added that combustion rates for hydrogen are different than for other fuels. • Reminded that this proposed location is adjacent to a residential neighborhood and yet they are asking for an exemption for a setback requirement and suggested that this may be the wrong place for a reduced setback. • Reported that there is heavy pedestrian traffic on Sunnyoaks Avenue. This is a challenging intersection already with its traffic flows. One challenge is westbound traffic from Sunnyoaks making left turns into this Valero station. • Said that the potential for any adverse impacts on property values in this residential neighborhood as a result of having this hydrogen station would be of general concern to this neighborhood. • Listed concerns as potential risk, safety and traffic impacts. • Asked the Commission to reject this request at this site and consider placing this hydrogen fueling station at a more commercial location. Commissioner Bonhagen asked for clarifying combustion information since this speaker's comments contradicts that provided by the application that indicated that hydrogen fuel safer than gasoline fuel. Andrew Dahlmann said that hydrogen under high pressure can be volatile. Shane Stephens: • Responded to the safety concerns. • Assured that hydrogen fueling is not an experiment. That is not accurate. It is just that at this time it is transitioning into acommercial/retail use. Campbell Planning Commission Minutes for July 14, 2015 Page 7 • Reminded that there are currently eight stations in California. Four of those are located next to residential areas and have been for three to four years' now. • Reiterated that safety is not an issue. • Added that hydrogen fuel deliveries to this site will be made by professionals. The nozzles are designed for use by patrons. • Stated that hydrogen fuel has a different combustion and flame characteristics as does any fuel in a bulk environment. • Said that there are numerous safety system redundancies to prevent problems including leak and flame detectors and an automatic pressure release valve. • Assured that safety has been thought through and addressed over a decade. Commissioner Bonhagen asked how long other stations with hydrogen have been in operation. Shane Stephens said that Irvine since 2007; Newport since 2005; West Los Angeles just completed and Harbor City since 2010. Chair Finch asked about under-ground versus above-ground storage of hydrogen. Shane Stephens replied that will likely occur in the future. Andrew Dahlmann: • Pointed out that there is a limited number of existing hydrogen facilities for retail sales and First Element Fuel wishes to increase the distribution. • Recounted that a vehicle previously hit the phone pole at this counter and it toppled over. Chair Finch closed the Public Hearing for Agenda Item No. 2. Commissioner 'Young: • Thanked Mr. Dahlmann for his comments and advised that he too had similar concerns. • Referenced Attachment 11 that related to safety functions. • Explained that he works in engineering (fuel cells) and is supportive of this application. Hydrogen is the "cutting edge" for transportation and sustainability. • Reminded that a fire station is situated just down the street from this service station. • Admitted that he too is concerned about the traffic in that corner especially left turns off Sunnyoaks. • Added that despite that he is still supportive of this application. • Said that despite Mr. Dahlmann's concerns about proximity to adjacent residences, this hydrogen installation looks pretty snazzy and it should not be a noisy use. Commissioner Bonhagen: • Said that he concurred with Commissioner Young's comments. Campbell Planning Commission Minutes for July 14, 2015 Page 8 • Added that he too is supportive although he too thinks the neighbor's concerns are valid. This is a fairly new use overall and especially to our area. However, it is not a higher risk use than the gas stored and sold there now. • Reminded that this is just one pump. • Explained that he is in this immediate area every day as he takes his kids to school nearby. • Reiterated that he will be supportive. Chair Finch: • Admitted that she too is concerned about safety. • Reported that she is married to someone who has been in the gas industry for many years. Therefore she is aware of the protections in place including for vapor detection. Director Paul Kermoyan: • Reported that the applicant has indicated to him that while the hydrogen is not currently stored underground, it will likely be in the future. • Suggested adding a condition requiring the undergrounding of the tank if and/or when that technology is available. • Added that if queuing concerns develop with this use in the future the applicant could be asked to consider a different placement for their hydrogen fuel pump on this site at that time. • Said those recommendations could serve as a compromise and be more responsive of the neighbor's concerns. Chair Finch: • Stated that the applicant is very interested in doing the right thing. • Said that the established oversight checks and balances in this industry is mind boggling and includes the EPA (Environmental Protection Agency) with environmental oversight. Commissioner Kendall asked if the tree should be moved after hearing about the car hitting the nearby pole. Chair Finch pointed out that bollards are planned. Commissioner Ronhagen said that more safe technology may be something other than the undergrounding of hydrogen tanks. There may be storage opportunities in another safer way. Motion: Upon motion of Commissioner Young, seconded by Commissioner Bonhagen, the Planning Commission took the following actions: 1. Adopted Resolution No. 4222 approving a Modification (PLN2014-330) to a previously-approved Conditional Use Permit (PLN2008-54) to allow installation of a hydrogen fuel dispensing facility within an existing 24-hour gasoline station Campbell Planning Commission Minutes for July 14, 2015 Page 9 (Sunnyoaks Valero) and convenience market with approved beer and wine sales, with the following additions to the conditions of approval: • Future consideration of undergrounding the hydrogen tank if the technology changes to support it; • In the event of traffic impacts from users of this hydrogen tank, the applicant shall pursue an alternate placement on site for the hydrogen tank; 2. Adopted Resolution No. 4223 granting a Tree Removal Permit (PLN2015-182) to allow removal of one Palm tree on property located at 2855 S. Winchester Boulevard, subject to the conditions of approval, by the following roll call vote: AYES: Bonhagen, Finch, Kendall and Young NOES: None ABSENT: Dodd, Reynolds and Rich ABSTAIN: None Chair Finch advised that this action is final unless appealed in writing to the City Clerk within 10 calendar days. Shane Stephens told the Commission that staff has been fantastic to work with on this project. *** REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR Director Paul Kermoyan added the following update(s) to his written report: • Stated that at the next meeting the Draft Environmental Impact Report (DEIR) for the Dell Avenue Area Plan (DAAP) would be reviewed and public comments received. Future meetings will be set to discuss the DAAP itself. ADJOURNMENT The Planning Commission meeting adjourned at 8:33 p.m. to the next Regular Planning Commission ing my 28, 2015. SUBMITTED BY: Cori e Shinn, Recording Secretary APPROVED BY: ATTEST: